As of December 2025, a series of ordinance revisions to strengthen minpaku (short-term rental) regulations have been approved across Tokyo’s 23 wards.
In particular, Toshima Ward and Sumida Ward have passed amendments that are expected to significantly change operational rules beginning in 2026.

This article summarizes the latest updates to these minpaku ordinances.

Toshima Ward: Operating Days Reduced to 120, New Area Restrictions Introduced

Approval Date: December 2, 2025
Enforcement Date: December 15, 2025 (full application from December 16, 2026)

The Toshima Ward Assembly unanimously approved an amendment to strengthen minpaku regulations.
Although the ordinance takes effect immediately, a one-year grace period has been granted.

While the rules are becoming much stricter, they are still more relaxed than the initially expected restrictions.

[Real Estate Topics] Toshima Ward in Tokyo to Restrict Short-Term Rentals to Summer and Winter Holidays

▼ Key Revisions

  • Operating limit: 180 days → 120 days per year (applies to existing facilities as well)
    The permitted period will be unified into 120 days aligned mainly with spring, summer, and winter vacation seasons.
  • Area restrictions: New minpaku facilities banned in approx. 70% of the ward
    This is to protect residential environments, particularly in densely populated areas.
  • Existing minpaku also subject to the new restrictions
    A one-year grace period applies.
    → From December 16, 2026, all existing facilities must comply with the 120-day limit.

▼ Background

Toshima Ward has 1,827 minpaku listings (the 3rd highest among Tokyo’s 23 wards—second is Sumida, first is Shinjuku), and complaints from residents regarding garbage and noise have been increasing.

Some operators have protested, arguing that reducing operating days for existing businesses constitutes a violation of property rights.
The ward has stated it will continue discussions on how “appropriate operators” may be treated under the new framework.

For more details, please refer to Toshima Ward’s official website.

Sumida Ward: Operations Restricted to “Friday Noon – Sunday Noon” Only

Approval Date: December 10, 2025
Enforcement Date: April 1, 2026

Sumida Ward has also approved a new ordinance strengthening minpaku regulations.
The rules are even stricter than in Toshima, with a clear limitation to weekend-only operations.

▼ Key Revisions

  • Operating period limited to 48 hours: Friday noon → Sunday noon
  • Existing facilities are exempt (restrictions apply to new ones only)
  • Facilities with on-site management are also exempt

▼ Additional Revisions to Close Loopholes in the Hotel Business Act (Ryokan Act)

The ward simultaneously amended its Ryokan Business Act enforcement ordinance:

  • Facilities must have a management room or office on-site or on adjacent land
  • Full-time on-site staff is mandatory

This aims to prevent operators from switching to the Ryokan license simply to bypass minpaku regulations—a practice that has recently increased.

▼ Background

Sumida Ward has 1,950 minpaku listings (the 2nd highest—1st is Shinjuku).
Due to increasing complaints from residents and concerns about deteriorating living environments, the ward decided to tighten regulations.

For more details, please refer to Sumida Ward’s official website.

Key Points for Real Estate Investors

The new ordinances in Toshima and Sumida will likely have a significant impact on real estate investors.

1. Major impact on profitability

Toshima’s 120-day cap and Sumida’s weekend-only rule will inevitably lead to substantial reductions in annual revenue.

2. New development is now far more difficult

  • Toshima: ~70% of the ward prohibits new minpaku developments
  • Sumida: Even Ryokan licensing faces high hurdles due to mandatory on-site management

3. Handling of existing properties differs by ward

  • Toshima: Existing facilities also reduced to 120 days starting December 2026
  • Sumida: Existing facilities are exempt and may continue operations as before

Even though both wards strengthened regulations, the impact on existing facilities varies greatly.

4. Possible long-term shift from “simple minpaku operations” to the full Ryokan model

With requirements such as full-time on-site staff, regulations are shifting toward the idea that accommodation businesses should be operated with a professional structure.
Small-scale and individual operators may find it increasingly difficult to continue.

This is a trend worth monitoring.

Conclusion: 2026 Will Be a Turning Point for Minpaku Regulations

These developments suggest that 2026 will mark a significant shift toward tighter minpaku regulation in Tokyo.

Owners of minpaku properties—especially in Toshima and Sumida—should begin considering:

  • Adjusting operating days
  • Revising operational models
  • Exploring options such as change of use or converting to long-term rentals

Early strategy updates will be essential.

At Ai Construction, we provide comprehensive support for change-of-use planning, value-add renovation, and repositioning of minpaku properties.
If you have a property you’re unsure how to optimize, feel free to reach out to us anytime!